Communication Updates
The following Letter to the Editor appeared in the Haddonfield Sun on February 13, 2008
Dear Friends and Neighbors:
As we celebrate Bancroft NeuroHealth’s many achievements during our 125th anniversary year, we invite our community neighbors to take this opportunity to get to know us better.
Bancroft is one of the first private schools in the country dedicated to improving the lives of children with disabilities.
We continue to be a leader in the field with a mission to help children and adults with neurological and related disabilities achieve greater independence and fulfillment in their lives.
From our modest beginning in 1883 as the Haddonfield Training School, the organization has grown to serve nearly 1,300 children and adults in a wide range of community-based programs.
With more than 1,600 staff members, we have grown to become Camden County’s 11th largest employer, providing an economic impact of more than $120 million a year to the local economy.
Over the last 125 years, thousands of lives have been touched in some very positive ways by our very special organization.
As we celebrate our history, we look forward to the future.
It is true that we are exploring the possibility of relocation. We have looked at properties throughout Camden County and are evaluating our options.
Bancroft has been a part of the fabric within Haddonfield’s community for so long because it offers many unique features for those we serve.
But we need a new school. Our buildings are well maintained, but they are not fully accessible, nor technology-equipped.
Updating is needed so we can continue to provide more opportunities for our children with disabilities.
Our dream would be to accomplish all we need and remain in Haddonfield. This possibility is also being considered.
We hope to make a decision in the next few months, which we will make public.
We are very optimistic about our future and hope you will be a part of it. We have many opportunities for those interested — from joining our staff, to volunteering or simply attending our special events. You, too, can make a difference for people with disabilities.
To learn more about Bancroft, please check out our Web site at www.bancroneurohealth.org. And to receive a copy of our “renewal” Special Report, call Kathy Ross at 429-5637, ext. 336 or email her at kross@bnh.org.
We appreciate your interest and look forward to hearing from you.
Sincerely,
Toni Pergolin
President
October 31, 2006
Dear Friends and Neighbors:
I am writing to follow-up on my recent communication in which I shared an economic impact
analysis related to two of the proposed scenarios surrounding the future use of our property
in Haddonfield (Scenario I: Open Space; and Scenario II: Age-Restricted Housing with Donated Seven
Acres Open Space). As I indicated, the figures I presented were merely projections based on
certain assumptions. The purpose of this communication is to share more of the specifics related to
the assumptions used in the analyses.
The independent expert we hired to do this study was Econsult Corporation of Philadelphia, which provides economic consulting services to assist business and public policy decision-makers. According to their website (www.econsult.com), their “staff combines state-of-the-art analytic methods and data analyses from economics and statistics with extensive professional experience in consulting, academia, and government to provide clients with illuminating perspectives and the highest quality empirical analyses.”
The assumptions used for two of the projected scenarios were as follows:
I. Open Space (Public Park)
Costs to the community associated with leaving the property as “open space” are $13.8 million, which
includes the purchase price and related one time costs. An additional annual expenditure of approximately $65,000 would be required to maintain the property, yet there would be no re-occurring revenue stream to
help offset these costs.
This example was meant to show the costs to the community, if our property was to become open space, under current zoning. As we have stated, however, we would be unable to accomplish our relocation goals if we were to receive the fair market value of our property under current zoning.
Demolition Costs – Demolition costs and related costs for hauling and dumping of the material were based on an average per square foot cost associated with many major projects in New Jersey.
Construction Costs – Development costs for a public park can vary based on the anticipated use of the land. For example, simply providing green space will be less expensive than providing structures, playing fields, or tennis courts for the public’s use. The estimate was based on an average cost per acre of parks developed nationwide in a variety of ways.
Maintenance Costs – As with development costs, maintenance costs will vary based on how the open space is ultimately used. The estimate in the analysis was based on the average maintenance cost per acre of operating parks nationwide used in a variety of ways.
II. Age-Restricted Housing with Donated Seven Acres Open Space
If a portion of the property were to be developed for age-restricted housing, the total one-time costs
to the community would relate only to the donated open space parcel, for a total projected cost of
$1.3 million. The annual impact, taking into consideration new revenue and costs to the school
district and the Borough, would result in a net fiscal gain of over a million dollars every year for
the community.
We assumed a purchase price of over $20,000,000, predicated on the Borough’s rezoning of the area, in a way that would allow development of a minimum of 200 units. In this scenario, the development would occur on the larger side of the property, with the other seven acres donated to the Borough for open space use.
Increase in property tax revenue assumptions
- Assumed 80 two bedroom units; 80 three bedroom units for age-restricted residents.
- 20 two bedroom affordable housing units, and 20 three bedroom affordable housing units with
no age restriction.
- 441 new residents to the community based on Census 2000 PUMS (Public Use Microdata Sample) data.
- 16 new school-age children added to the Haddonfield community as a result of the development.
- Average price for these units was based on a survey of 12 residential sales in the immediate area within the last 18 months. It should be noted that new homes typically sell for a premium when compared to otherwise similar existing homes.
- The net sales of the new homes was then multiplied by the school district equalized rate and the municipal equalized millage rate to determine the annual tax revenue increase of nearly $1.4 million.
- Estimated Increase in costs associated with Scenario II (development plus donated land)
- This was determined based on current costs per student (based on District instructional costs) and per resident (variable spending in the Borough) from the Haddonfield School District and Borough budgets.
- The same per acre and per square feet estimates for demolition, construction and maintenance costs were used for the six acres, as was applied to the 19 acres in Scenario I. In addition, the Borough would incur an annual cost of $20,000 for maintenance of the park.
We appreciate your interest and hope you find this helpful.
Sincerely,
Toni Pergolin
President
August 14 2006
To our Haddonfield Neighbors:
I am writing to share with you how pleased I am to have assumed leadership of Bancroft NeuroHealth,
as its newly appointed president. I’ve been at Bancroft for about two years and have met many of you
during this time. I have many hopes and dreams for the organization, and I am looking forward to
working with everyone to secure our future on behalf of those we serve with significant disabilities,
while at the same time being a good neighbor to our friends in the local community.
As some of you know, Bancroft’s Mission is to provide effective, individualized, and compassionate programs for the children and adults we serve every day, to help them achieve maximum self-sufficiency and fulfillment in their lives. Although we do have a large school and several residential programs on the Haddonfield campus, the majority of our programs are community-based throughout Southern New Jersey and in Brick Township, New Jersey as well as in Delaware. Our goal in all of our programs is to help each person served to become as independent as possible.
Because of the programs we offer, the lives of many children and adults have improved. For example, 60% of the students in our Preschool are able to attend their own community schools after graduation. Thirty-five percent of our elementary students go back to their school districts for secondary education. And, our Vocational Education programs prepare secondary students for adult life, with 65% of our graduating students maintaining paid employment. We are very proud of the work being done in our schools and throughout the organization.
As we’ve been reporting, we are involved in a strategic planning process that is focusing on our future. This process is critical before we can make a final decision related to our Haddonfield property, and it will take time. A decision to move will only be made once we know what our facilities should look like five to ten years from now, find other suitable property, obtain necessary licensing approvals, and secure the funding needed to rebuild. As we have been saying over and over again, this will not happen any time soon.
Our primary goal in the relocation decision is to build a new school and residences for our students. After all, those we serve are entitled to the same state-of-the-art equipment and other environmental and accessibility accommodations others have to increase their ability to learn and grow. We will relocate only if we are able to achieve this goal.
At the same time, however, we are committed to working with Borough officials and the people of Haddonfield to make any potential relocation a positive experience for both Bancroft and Haddonfield. We are well aware of the proposals being put forth and the efforts by some to secure our property for various purposes. We will support any plan that the majority of the Haddonfield community supports, as long as the plan allows us to acquire the full value of our property, which is necessary in order to acquire other suitable space for the continued operation of our programs.
We ask for your patience and understanding as we work together to find solutions that will work for not only Bancroft, but for Haddonfield – the place we have called home since 1883.
Sincerely,
Toni Pergolin
President
June 26, 2006
Bancroft Statement
Related to the Haddonfield Meeting on Bancroft Site
Bancroft is present at tonight’s meeting to ensure that its legal rights are recognized and
protected with regard to its property in Haddonfield. Bancroft continues to disagree that its campus
meets the criteria for designation as an area in need of redevelopment. As we have stated previously,
the organization is in the process of studying the implications of moving its programs and services
to another location, and this process will take time. In the meantime, Bancroft hopes to work with
Borough officials to develop an acceptable site plan that balances the needs and interests of both
parties.
Melissa Wheatcroft, Esq.
Corporate Counsel
Tuesday, April 25, 2006
Bancroft Statement
Related to the Haddonfield Commissioners’ Meeting
Bancroft will once again file an objection and continues to disagree that its Haddonfield campus
meets the criteria for designation as an area in need of Redevelopment. However, we wish to work
cooperatively with Borough officials to develop an appropriate plan for the property, should we
exercise our option to relocate.
Borough leadership has acknowledged the desire to balance various interests and needs in its Redevelopment plan for the Bancroft site. Bancroft, therefore, hopes to work with the Borough to develop an acceptable site plan and, assuming this process balances the needs and interests of both parties, we do not plan to pursue any legal action at this time.
Melissa Wheatcroft, Esq.
Corporate Counsel
Tuesday, April 11, 2006
Bancroft Statement
Related to the Haddonfield Planning Board Meeting
At the Haddonfield Planning Board meeting this evening, Bancroft NeuroHealth objected to the
Borough’s consideration of the Bancroft property as an area in need of redevelopment. As an
organization that serves over 1,000 children and adults with developmental disabilities, autism,
brain injuries and other neurological impairments, many of whom would have few other options for
care, Bancroft must safeguard its biggest asset to ensure the future of its programs and services.
Although Bancroft issued a request for proposals last summer to evaluate its options, the organization has not yet made a decision to move. The decision to sell the property will only be made if the organization is able to obtain its asking price, find other suitable property, obtain approvals to transfer licenses and programs, and secure the funding needed to rebuild. Such a major decision concerning the future of Bancroft programs and services for those it serves will only be made after careful and considerable deliberation.
Bancroft understands the community’s concerns regarding the future of its property if it is able to relocate. However, redevelopment is a drastic process that may be used to justify eminent domain to acquire and redevelop properties, which is not necessary with respect to this property. Furthermore, and more importantly, it is not appropriate for this property. Bancroft is not an area in need of redevelopment and the criteria for redevelopment are not satisfied. The required criteria focus primarily on issues of health and safety, and the Bancroft property is not detrimental to the health, safety or general welfare of the public. Moreover, the buildings on the property are both sound and adequate as evidenced by the fact that Bancroft consistently meets State requirements for facility inspections and licensing.
Therefore, although Bancroft must object to redevelopment on the above referenced legal grounds, the organization remains committed to working with the Borough to find solutions that will work for both parties.
Melissa Wheatcroft, Esq.
Corporate Counsel
April 2006
To Our Haddonfield Neighbors:
As an organization that has called Haddonfield home for more than 123 years, I thought I should
update you on where we’ve been and the direction in which we are headed.
Last year, we began discussions about the possibility of selling our land in Haddonfield to meet our future needs. To better understand our options, a Request for Proposal was issued. Although we would prefer to stay in Haddonfield, our goal in considering relocation was to build a state of the art campus for the hundreds of children who attend our school each day. The response from interested parties confirmed that we own a valuable piece of property that was desirable for age-restricted housing, in particular. In addition, a large component of land was being considered for donation to the Borough.
It has become clear that in order to achieve our goal, we would need to build a school from the ground-up – something we can only accomplish if we sell our land. The decision to sell the property will only be made once we get through our fact-finding mission. We must find a suitable piece of land, while pursuing the necessary approvals from the State and others to make sure we can move our programs to another site. This process could easily take the better part of a year and ultimately, three to five years before we are able to move, once we make that decision.
As some of you may know, we were faced with some fiscal difficulties last fall that forced us to evaluate everything we were doing. Our circumstances made it necessary for us to enter into merger and partnership discussions with similar providers to ensure that our services could continue without disruption. At that time, we asked the Borough to postpone the meeting related to Redevelopment for one reason: we were busy working to secure the future for our programs and services for the children and adults we serve – many with severe disabilities who have few other options for care.
When issues around affordable housing arose, we needed to file an objection to protect our property, which was necessary in order to continue to serve these children. As a not-for-profit human service organization responsible for the education, care and welfare of over 1,000 children and adults with significant disabilities, we simply had no other choice.
As discussions surrounding Redevelopment continue, we must once again file an objection. It is our responsibility to protect our most important asset – the key to our future – our land.
We recently communicated with our staff and family members the news that after taking a long, hard look at our programs, streamlining and consolidating some services, we are able to remain independent. We are no longer in discussions with any organization concerning partnerships or mergers. This is great news for us.
Although we’ve gone through some trying times, we have never lost our focus, which is on the children and adults in our programs. Our mission has not changed, nor our direction as a leader in helping people with developmental disabilities, autism, brain injuries and other neurological impairments lead productive, quality lives.
At the same time, we are committed to working with our elected officials and the people of Haddonfield. In the meantime, however, we are not making any rash decisions. Such a major decision concerning the future of our programs and services will only be made after considerable deliberation. We ask for your patience and understanding as we work together to find solutions that will work not only for Bancroft, but for the people of Haddonfield—the place we have called home since 1883.
Sincerely,
Toni Pergolin
Chief Operating Officer
February 26, 2006
Statement from Bancroft NeuroHealth
“In anticipation of any questions or speculation from the public or members of the media
concerning Bancroft NeuroHealth’s decision to file an objection to Haddonfield’s Petition for
Substantive Certification with the Council on Affordable Housing (COAH), we felt it was in our
best interest to issue a statement concerning our course of action.
Although Bancroft leadership is continuing discussions with interested parties who have expressed interest in purchasing the 19 acres of land, no deal has been finalized. In order to preserve its future interests, especially in the light of a possible sale, Bancroft needed to file an objection to ensure it had a seat, going forward, at any COAH proceedings concerning the disposition of Bancroft property. Had Bancroft not filed an objection at this time, Bancroft leadership would not have had a right to participate in discussions concerning appropriate zoning as well as affordable housing obligations on its property.
This action should not be seen as combative. Bancroft is not attempting to avoid affordable housing issues. Rather, Bancroft understands and embraces them. Further, Bancroft is cognizant of the Borough’s desire to satisfy its COAH obligations while addressing the varied concerns of its constituency. Bancroft wishes to work cooperatively with COAH, the Borough, and other interested parties to balance these competing concerns. The objection should therefore be seen as a way to ensure Bancroft’s interests are protected during this process while its leadership continues to pursue possible sale scenarios.”
Melissa Wheatcroft, Esq.
Corporate Counsel
